Welcome
to the Highlands at
Ocean Point
Quick Overview
Interior Specifications
Foundations
Exterior Construction
Interior Construction
Insulation
Sound Control
Utilities
Options and Upgrades
Amenities
Frequently Asked Questions
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Twenty one acres of beach front, ocean front and pond view property.
Residences range in square footage of approximately 1400 SF 2100 SF.
All units in Building Five are single level residences with elevator access.
Building Five has ten market units and six moderate units.
Four different floor plans.
All are two bedroom layouts, some have family rooms or dens.
Anderson Windows and sliders throughout.
Heat is forced hot air by propane.
Kitchens are equipped with self cleaning ovens, microwave, dishwasher, and disposal.
Wall to wall carpeting throughout.
Highlands residences have deeded basement storage areas.
Recreational facilities include:
Two tennis courts
Heated swimming pool with spa
Clubhouse
Pond-side Amphitheater
Boardwalks to private Beach
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Drywall: 1/2 in. blue-board or better with skim coat plaster finish. Ceilings are antique finish.
Interior millwork: six panel molded doors with 2 1/2 in. colonial casing. Baseboards are 3 1/2 in. O.G. Closet shelving is vinyl coated by Closet Maid.
Ceramic tile: bathroom floors and entry foyers where applicable. Allowance of $6/ sq. ft. installed.
Kitchen floors: Ceramic tile with a $7.00 square foot allowance.
All other floor areas are carpeted with Philadelphia Berber or equivalent. Allowance of $25 square yard installed with pad.
Most units are equipped a gas log fireplace.
Central air conditioning is included.
Bathroom fixtures: Am. Standard or equal. Includes 5’ one piece fiberglass tub/shower, with Symmons tempering valve. Faucets are by Delta. Master bath includes 6 ‘ 0 fiberglass spa by Jacuzzi, (or equal). Half baths have pedestal sink. All bathroom vanity areas have full sized custom installed mirrors.
Cabinetry: kitchen and bathroom cabinet work by Yorktowne. Designer raised panel doors in the Cascade style. Pre sales have choice of various wood finishes.
Countertops: Corian level 3 is standard in the kitchen. Bathrooms will have pre-made Corian countertops (colors are extra).
Appliances: Whirlpool or equal. Includes: self cleaning electric range, microwave, dishwasher and garbage disposal. Laundry hook-ups are supplied in each unit. Other appliances can be purchased at builder's cost.
Interior painting: walls, primer and one coat of satin latex, trim and doors, primed and finished with two coats of flat semi gloss latex white paint.
Each unit is pre wired for three (3) cable outlets and three(3) telephone jacks.
Allowance for light fixtures in each unit is $500.00. All bedroom ceilings are pre-wired and prepped for ceiling fans.
Each unit has a sprinkler system that is independent of all other units; in addition there is a full fire detection system that is connected directly to the fire department.
All highlands units have oversized storage areas in the basements.
Heat: forced hot air by propane gas with central air conditioning.
Hot water: by propane gas.
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Highlands 8 ‘ high, 10" wide reinforced concrete walls on 12 ‘ deep by 30" wide footings. The walls have two rows of 5/8" steel running continuously throughout. The exteriors of the walls are sealed with two coats damp proofing material.
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2x6 exterior walls with 1/2" O.S.B. Board sheeting.
Windows and doors throughout are the highest quality Anderson "Perma- Shield" and sealed with clear silicone caulking.
Entrance doors are Stanley (or equal) insulated metal weather- stripped doors.
Master keyed Schlage locks are used on all entrance doors; each common entrance door key will also exclusively open each unit's front door and storage facility.
Architectural grade Thirty year asphalt shingles are used on all pitched roofs.
Membrane rubber with copper and aluminum flashing is used on all flat roofs. Roof drains are installed in all major flat roof areas.
Heavy duty self-sealing ice and water shield is used under all starter courses of shingles, in all roof valleys, and against all dormer cheeks.
The rear portion of decks is bolted to the frame of the structure and concrete piles support the bases. Facing the ocean, additional weather protection is added by bolting through a self-sealing whether shield and covering this assembly with custom fabricated flashing.
The exterior sheathing is wrapped with "Tyvek" house wrap and sided with grade "B" extra clear cedar shingles. All trim is Pine that has been backed, primed and finished with three coats of latex acrylic paint. All exposed fences, deck railings and walkway are pressure treated lumber.
First level decks are screened from adjacent units with fencing or lattice work. Second level decks have a solid wall separator between decks.
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All floors between units are constructed of 3/4" T&G plywood covered with a 1" layer of fireproofing "Gypcrete" lightweight resilient concrete. All other floors are constructed of 3/4 " plywood covered with a 1/2 " layer of plywood or particular particles board underlayment. A 1‘ joint (truss) is used to support all major floors.
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Exterior walls: 6" fiberglass batting, R-19; Cathedral Ceilings: 9" fiberglass batting total R-30 First Floor Dunes: 9" fiberglass R-30; ceilings between first and second floor have minimum 6", (R-19) fiberglass insulation.
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Vertical sound control from ceilings and floors have been accomplished through the application of steel resilient sound channels and 1" of sheetrock on ceilings between all living areas. In addition, all ceilings have a minimum 6" fiberglass between first and second floor. Party wall sound control has been accomplished by staggered 2x6 plates and a sound attenuation blanket (3.5" weave) to the party wall. Two layers of wallboard are then applied in opposite directions with the seams of the first layer sealed before insulation of the second layer.
*It must be noticed, however, that sound cannot be eliminated, merely reduced. A pre-construction sound control package may be purchased for up to $6,000.
Appliances and Fixtures
The following allowances may be taken:
Electric Self Cleaning
Range
$600
Dishwasher
$500
Microwave
$400
Carpets
$25/Yard*
Tile
$7/Sq.Ft.*
Bath fixtures American Standard Cadet Series W/C $110
$125 Elongated
Delta
Faucets
$50 Each
Symmons Shower
Valve
$100 Each
Drop in China
Lays
$50 Each
Stainless Steel
Sink
$55
Faucet
Delta
$80
Jacuzzi
$750
Faucet
$150
*Prices not reflective of retail pricing.
**Prices include installation.
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All utilities are underground.
Water is supplied by the Town of Plymouth.
Electricity is supplied by Nstar.
Propane gas is supplied to each building from two 1000 gallon underground storage containers. Each unit has a usage meter. Gas piping is installed for heating, hot water and is available for cooking at an additional cost.
Sewage is treated on site by Association owned and operated rotating biological contractor plant. The treatment is a multi phase process utilizing bacteria digestion of the effluent coupled with mechanical processing. The plant has the capacity to treat 30,000 gallons of sewage per day. The facility is equipped with a diesel generator that automatically supplies power to the plant if public power is interrupted. The leaching field is 110‘x110‘, 16 feet below ground level under the tennis courts. The treatment facility is for the exclusive use of condominium owners.
Each site is supplied with an enclosed rubbish dumpster.
Each pair of buildings has a mail house with a private Box for each unit. There is also a bulletin board message center in each mail house.
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*Prices for upgrades and changes are priced upon request. Typical options include:
Upgraded living room millwork: 1x5 Pine with base shoe molding, 4" crown molding on ceiling, 1x4 Pine with band molding around windows and doors.
Ceilings are completed with a rough, skim coat, surface; there is an extra charge for smooth ceilings.
Pre-wiring for stereo systems: priced on each plan.
Hardwood Flooring in selected units, priced upon request.
Marble for foyer and fireplace: prices started at $20.00 per square foot installed.
Kitchen cabinet accessories: priced upon request.
Master bath shower: custom glass shower surround with ceramic tile base and walls.
Bathroom fixtures: priced upon request (brass faucets, figure upgrades, etc.)
Gas range: $350.00 for hook-up, plus cost of unit over electric stove allowance.
All work change orders will be subject to pricing of cost plus 20% pre paid prior to work commencing.
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2.3 parking spaces have been provided for each unit. The space closest to each unit's door will be reserved for that event. The second place for each unit will be reserved in the parking lot adjacent to the unit. The remaining spaces will be designated guest parking.
Boardwalks are available for residents for easy access to the beach.
The amphitheater and a section of Scoax pond are owned by the condominium Association. Fishing, swimming, stating, and non-motorized boating are allowed. The amphitheater has a very sturdy 30'x65' deck. Small canoe racks are available on a limited basis.
The pool clubhouse has a men's and women's locker rooms with shower facilities. The activities room this 24'x33' and is equipped with a kitchen and service area designed to accommodate small to medium gatherings. The service area is accessible to catering vehicles.
The pool is a heatable, fresh water, in-ground pool completely surrounded by a patio.
The two tennis courts are standard sized, with hard topped surfaces and fenced.
The association owns approximately 750 feet of beach. The Beach measures from the mean high water line.
The boardwalk at the north of the property has an easement that grants the town of Plymouth the right to allow public access to the Beach. The boat ramp that the southerly end of the property is public and open to all.
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Q. When will ocean point be completed?
A. We currently are in the seventh year of an expected eight-year building plan. Building #4 at the highlands is completed with all units sold.
Q. What is the purpose of finishing unit by unit?
A. This process is for the benefit of the buyer. By waiting until each unit is reserved, we are able to customize the interior to the specifications of the buyer. As each stage is completed, pre-construction choices become limited and changes become more expensive.
Q. What are the advantages of reserving a unit during the pre-construction phase?
A. The buyer has more input when construction has not begun, and a selection of variations in floor plans as well as custom features. Any changes made to completed work shall be at an additional cost to Buyer.
Q. How many units will there be?
A. There are 108 units. Thirty-four are the dunes (four free-standing on the dunes) and five buildings (three completed and occupied) on the highlands.
Q. How many affordable units will there be?
A. There will be nineteen "Gannets," or moderate income units, on the highlands. These units are four first time buyers only. There are six in 4 Highland Terrace, six in 24 Highland Terrace, four in 30 Highland Terrace, one in 29 Highland Terrace, and two in 25 Highland Terrace.
Q. What are the regulations regarding rentals?
A. Short term rentals are not permitted. The regulations for "The Dunes" are: no more than 20% of the total units may be rented at 1 time; they may rented twice each year, never for less than one month. "The Highlands" may rent up to 20% of the units for six month periods. Presently only two units in the entire complex are rented.
Q. What do the condo fees include?
A. The fees include all exterior maintenance of the buildings and common areas, a master insurance plan and repair work for damage covered by the master insurance plan, water and sewer, use of amenities, trash, snow plowing, shoveling, and Beach maintenance.
Q. When are interior problems covered by the association insurance policy?
A. Interior problems that are caused by a problem in another unit or one in the common areas are covered by the master policy. (For example, if a pipe within a walls breaks and leaks working through your ceiling, the resultant damage would be covered by the master policy.)
Q. Is ocean point in a flood zone?
A. Ocean point is in Zone "C" which is "unlikely to flood." Flood insurance is not required.
Q. Should I insure my interior walls and ceilings?
A. Since there could be damage from within your unit to these areas, insuring them is recommended. The cost of this addition to your policy is low. See your insurance agent for additional information regarding your personal insurance plan.
Q. Are pets permitted at ocean point?
A. All pets must be approved in writing by the condo trustees. Pets of 25 pounds or less are allowed.